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HomeMy WebLinkAbout2016-11-22 Public Hearing Minutes.pdf City of Maple Ridge PUBLIC HEARING November 22, 2016 The Minutes of the Public Hearing held in the Council Chamber of City Hall, 11995 Haney Place, Maple Ridge, British Columbia on November 22, 2016 at 7:00 p.m. ____________________________________________________________________________ PRESENT Elected Officials Appointed Staff Mayor N. Read L. Darcus, Manager of Legislative Services Councillor K. Duncan F. Quinn, General Manager of Public Works and Councillor B. Masse Development Councillor C. Speirs C. Carter, Director of Planning M. Baski, Planner 2 ABSENT Councillor C. Bell Councillor G. Robson Councillor T. Shymkiw ______________________________________________________________________________ Mayor Read called the meeting to order. The Manager of Legislative Services explained the procedure and rules of order of the Public Hearing and advised that the bylaws will be considered further at the next Council Meeting on November 29, 2016. The Mayor then called upon the Planner to present the following items on the agenda: 1a) 2015-253-RZ Maple Ridge Official Community Plan Amending Bylaw No. 7284-2016 Legal: Lot 19, Except: Part Subdivided by Plan 39988; Section 16, Township 12, New Westminster District, Plan 35398 Location: 23539 Gilker Hill Road Purpose: To amend Schedule “B” of the Official Community Plan as shown on Map No. 934. From: Conservation To: Urban Residential And PURPOSE: To Amend Schedule “C” of the Official Community Plan as shown on Map No.935 to remove from Conservation. Public Hearing Minutes November 22, 2016 Page 2 of 4 1b) 2015-253-RZ Maple Ridge Zone Amending Bylaw No. 7179-2015 Legal: Lot 19, Except: Part Subdivided by Plan 39988; Section 16, Township 12, New Westminster District, Plan 35398 Location: 23539 Gilker Hill Road From: RS-3 (One Family Rural Residential) To: RM-1 (Townhouse Residential) Purpose: To rezone to RM-1 (Townhouse Residential) The Manager of Legislative Services advised that no correspondence was received on this item. The Planner gave a power point presentation providing the following information: • Application Information • Subject Map • Official Community Plan Context • Neighbourhood Context • Site Characteristics • Development Proposal • Streetscape and Elevations • Site Plan • Landscaping Plan and Details • Playground Structure • Terms and Conditions The Mayor called for speakers for the first time. Shahram Haji Mr. Haji provided background on the property he owns to the south of the proposed project. He spoke to past dealings with previous owners of the property and the Planning Department and expressed concern with the negative impact of the proposed development on access to his property as well as negating future possibilities for future subdivision. He felt that the current owners of the proposed development property are not working with him and also expressed concern that his investment in his property is at risk. Janet Grimbeek Ms. Grimbeek expressed concern in terms of safety pertaining to the access from Gilker Hill Road to the proposed townhouse development due to configuration of the road. She asked how the property can be changed from conservation to townhomes on the right hand side of the development. Public Hearing Minutes November 22, 2016 Page 3 of 4 The Planner advised on access to the property and provided clarification on the change in the conservation boundary and how much of the property would be subject to restrict covenant for conservation purposes. Ms. Grimbeek asked whether a stream existed on the property. The Planner advised on the permits required to protect the watercourse. Ms. Grimbeek reiterated her concern with the safety of access and the traffic on the existing road. Dave Barreto Mr. Barreto stated that he purchased his property based on the conservation area next to his house and expressed concern over the loss of that conservation area as a result of the proposed development. He requested that the conservation area on the west side not be allowed to move quite as much and spoke to the importance of the conservation area to the existing residents. Mr. Barreto also expressed concern with the difficulty the owners of adjoining properties have had in coming to an arrangement and requested that the City encourage both owners to work together to develop a nicer complex. He reiterated his opposition to the loss of conservation area across the street from his unit. Brian Shigetomi – Atelier Pacific Architecture – Applicant Representative Mr. Shigetomi advised on the environmental line indicated on the map and on the build line in order to address concerns over the loss of conservation area. He addressed comments made by Mr. Haji in terms of the cross access agreement with the adjacent property to the Cottonwood side and how attempts have been made to come to agreement. The Mayor called for speakers for a second time. Janet Grimbeek Ms. Grimbeek felt it unfair that the existing conservation area change. Shahram Haji Mr. Haji stated that his priority is the provision of access to his property and how he felt a large portion of his property would be undevelopable should this development go through. He offered to sell his property to the applicant to allow a development with more townhouses. He also offered an exchange of property to provide for a proper sewage line. Mr. Haji reiterated his request for access to his property. Dave Barreto Mr. Barreto requested clarification on the definition of “build line” or “geotechnical line” in relation to “conservation line”. The Planner provided an explanation on changes to the conservation boundary and the setting of the geotechnical line. Public Hearing Minutes November 22, 2016 Page 4 of 4 Mr. Barreto reiterated his concern with the change to the conservation areas and the negative impact on his property. The Mayor called for speakers for the third and final time. Kyle Stewart – Concosts Management – Applicant Representative Mr. Stewart provided clarification on items of concern including safety of the access point and changes to the conservation area. He outlined past negotiations with Mr. Haji and the lack of results of those negotiations. He offered to provide additional information to residents concerned with the changes to the conservation boundary. Janet Grimbeek Ms. Grimbeek restated her concern with the safety aspect of Gilker Hill Road. She also expressed concern with the impact of parking on Gilker Hill Road. Michael Oord – Quarry Rock Developments Mr. Oord provided clarification on the preliminary analysis of the site. He explained the work done by an environmental consultant and a geotechnical engineer to deal with City requirements for environmental and geotechnical setbacks. He spoke to negotiations with Mr. Haji, outlined concerns with Mr. Haji’s property and explained why negotiations fell through. Mr. Haji Mr. Haji disputed comments made by previous speakers. He expressed concern with the applicant’s development being non legal. Dave Barreto Mr. Barreto acknowledged the work done by the applicant on environmental and geotechnical setbacks. He asked that the current conservation area be left as is. He spoke in opposition to the plan proposed for the development based on the impact of the change in conservation boundary, the number of townhouses proposed and the issues with the neighbouring property. There being no further comment, the Mayor declared this item dealt with and adjourned. Having given all those persons whose interests were deemed affected by the matters contained herein a chance to be heard, the Mayor adjourned the Public Hearing at 7:45 p.m. ____________________________ N. Read, Mayor Certified Correct ______________________________ L. Darcus, Corporate Officer